Planning Commission Work Meeting Minutes Thursday, June 15, 2017 City Council Chambers 220 East Morris Avenue Time 6:00 p.m.

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1 Planning Commission Work Meeting Minutes Thursday, City Council Chambers 220 East Morris Avenue Time 6:00 p.m. Commission Members Present: Staff Members Present: Jeremy Carter, Presiding Laura Vernon Ray dewolfe Susan Dickstein David Veenstra Stacey Holscher Holly Carson Michael Florence, Director Community Development Francis Lilly, Deputy Community Development Director Alexandra White, City Planner Hannah Vickery, Deputy City Attorney 1. Discussion of Agenda Items. Community Development Director, Michael Florence, presented the first agenda item, which was an appeal of an Administrative Conditional Use Permit that he approved. He explained that Reagan Outdoor Advertising owns a billboard located at 2100 South Main Street, but the area is soon to be redeveloped into a multi-family housing development. Under the Purchase Contract, the City has the responsibility of working with Reagan to relocate the billboard within the designated Redevelopment Area (RDA). Reagan purchased a piece of property at 152 West 2100 South to relocate their billboard. Staff held a Conditional Use Permit Hearing and the permit was approved; however, the adjacent property owner appealed the decision. Deputy City Attorney, Hannah Vickery, explained that this was a de novo appeal, which means the Planning Commission would be hearing this issue anew. They will not give deference to the decision previously made by the Community Development Director. Those who have standing in the matter are the applicant (Reagan) and the appellate (Michael Poli). Attorney Vickery advised the Planning Commission not to open the item up for public comment. Mr. Florence stated that the Planning Commission should have received a three-page letter from the appellate describing his argument against the billboard. He then reviewed the ordinance that allows billboard relocation. He also presented an aerial photograph of the RDA and identified the current and proposed billboard locations. The applicant was also seeking modifications to some of the billboard requirements, including height limitations, square footage, setbacks, and an exception allowing the electronic sign to be active at all times. The billboard ordinance addresses electronic message centers with the following:

2 South Salt Lake City Planning Commission Meeting 2 An electronic message center located within five hundred (500) feet of a residential area, or otherwise determined by the Planning Commission, may not operate between the hours of 10:00 p.m. and 6:00 a.m. of the following day. Mr. Florence stated that the Planning Commission has made different decisions regarding electronic message centers in the past, so there wasn t really a precedent to follow. Chair Carter asked if staff had discussed alternative signage types with the appellate and applicant. They may be able to reach a middle ground by granting the requested extra square footage, but require the sign be dimmed at night. Mr. Florence stated that they discussed alternatives, which is why the applicant was asking only for the east facing panel to be electronic. The west façade would be a regular billboard panel. Chair Carter asked if there were other electronic billboards of this size on other surface streets in the City. Mr. Florence was not aware of any but the applicant would have more information in that regard. Commissioner dewolfe asked if there was another sign with a similar height on a residential road in South Salt Lake City. Mr. Florence responded that there were taller signs along State Street. City Planner, Alexandra White, presented the second agenda item regarding a design review application for a new two-story commercial office building. She presented an aerial photograph of the subject property, which is currently vacant. She briefly reviewed the design review guidelines, general commercial design standards, and the office design standards. The applicant is requesting a modification to the parking requirement, which is four parking stalls per 1,000 square feet of office space. A 15% reduction to the parking requirement is allowed if the applicant submits a parking study conducted by a licensed engineer. Staff recommended approval with the conditions set forth in the staff report. Deputy Community Development Director, Francis Lilly, presented the next item on the agenda regarding a General Plan and Zoning Map amendment petition for the north 11 acres of the Granite High School site. The property had a General Plan designation of School/Open Space and New Historical, and the property was zoned Single-Family Residential. Mr. Lilly explained that Wasatch Group entered into a real estate contract to own the 11 acres and were petitioning to change the designation to General Commercial and the zoning to Commercial Corridor. The Planning Commission would be making a recommendation to the City Council, who would be making the final decision. Mr. Lilly stated that the Planning Commission recently approved a subdivision for the other 16 acres of the Granite High School site. They would be expecting roughly 80 single-family homes from that development. Since a decision had already been made on that portion of the property, the Planning Commission need not discuss it at the regular session tonight. As for the subject portion of the property, the applicant asserts that the highest and best use of the property would be a commercial site along 3300 South, which may possibly include a library. While all parties were in favor of a library, there are still a lot of technical details that need to be resolved before that can

3 South Salt Lake City Planning Commission Meeting 3 become a reality. The applicant submitted two concept plans for the Planning Commission to view: one that includes a library, and one that does not. Mr. Lilly briefly addressed some of the General Plan and Master Plan considerations, particularly with regard to preserving the history and legacy of Granite High School and the need for additional open space in the City. He reminded the Planning Commission that the community attempted to pass two separate bonds with the intention of saving the high school site as open space, but both bonds failed. Mr. Lilly noted that the library option would provide more community space, which is desperately needed in the City. The concept plan shows the library adjacent to the small open space in the residential subdivision, and ideally those two areas would work together to create that expansive open space that the City had hoped to achieve with the high school property. Mr. Lilly addressed the General Plan goal of economic sustainability and explained how the commercial development could meet it. If the City Council were to approve the proposed amendments, they could choose to include a reversion clause in the ordinance. This would ensure that the zoning would revert back to single-family residential if the developer did not take action on the development or pull a permit within a certain date. They also had the option of pursuing a Development Agreement that would constrain the commercial buildings in such a way that would automatically limit the uses the City did not want to see in that location. However, the development agreement would only be in effect for that developer and during the lifespan of the development. If the Planning Commission was in favor of one of those options, they should include a condition in their recommendation. Commissioner Dickstein asked what the lifespan of a project would be. Mr. Lilly explained that the Development Agreement would expire as soon as Certificates of Occupancy are issued. There was brief discussion regarding the possibility of future redevelopment of the commercial buildings. Chair Carter asked if the City was in a position to consider putting a library in that location. Mr. Florence stated that the City Council made the library negotiations a priority and were working with the County to make that a reality. All parties needed to come to an agreement on the price of the property. Commissioner Veenstra asked if the City would be able to link the rezone approval to construction of the library rather than a Development Agreement. Mr. Florence explained that they could not. The Planning Commission can only give a recommendation to the City Council to continue moving forward with the library. Mr. Lilly stated that it was important to know that the City Council pays close attention to the recommendations given by the Planning Commission. Chair Carter asked if it was possible to have a library on the subject property without the involvement of the developer. Mr. Florence explained that the developer has the property under contract, so they would not be able to acquire the land without the developer.

4 South Salt Lake City Planning Commission Meeting 4 Attorney Vickery reminded the Planning Commission that their decision would be whether the property should be rezoned, with or without the library. Mrs. White presented the final item on the agenda regarding the proposed Mobile Food Truck ordinance. Staff had been working on the ordinance for some time and the Planning Commission had seen three other renditions of the ordinance previously. When the ordinance was presented to the City Council, they requested a number of changes, and some alterations were made so that the ordinance was in sync with recently adopted State Code. The Planning Commission Work Meeting adjourned at approximately 6:58 p.m.

5 South Salt Lake City Planning Commission Meeting 5 Planning Commission Regular Meeting Minutes Thursday, City Council Chambers 220 East Morris Avenue Time 7:00 p.m. Commission Members Present: Staff Members Present: Moment of Reflection: Pledge of Allegiance: Motion to Approve the Agenda: Second to the Motion: Vote: Jeremy Carter, Presiding Laura Vernon Ray dewolfe Susan Dickstein David Veenstra Stacey Holscher Holly Carson Michael Florence, Director Community Development Francis Lilly, Deputy Community Development Director Alexandra White, City Planner Hannah Vickery, Deputy City Attorney Chair Carter Commissioner Vernon Commissioner Carson Commissioner dewolfe Unanimous New Business C An Appeal of a Conditional Use Permit to Construct a New Billboard and Electronic Message Center Sign on the East Sign Face. Action Item Address Applicant 151 West 2100 South Reagan Outdoor Advertising Community Development Director, Michael Florence, presented the first item on the agenda which was an appeal of an Administrative Conditional Use Permit that he approved. He explained that Reagan Outdoor Advertising owns a billboard located at 2100 South Main Street, but the area is soon to be redeveloped into a multi-family housing development. Under the Purchase Contract,

6 South Salt Lake City Planning Commission Meeting 6 the City has the responsibility of working with Reagan to relocate the billboard within the designated Redevelopment Area (RDA). Reagan purchased a piece of property at 152 West 2100 South to relocate their billboard. Staff held a Conditional Use Permit Hearing and the permit was approved; however, the adjacent property owner appealed the decision. Mr. Florence reviewed the ordinance that allows billboard relocation. He also presented an aerial photograph of the RDA and identified the current and proposed locations for the billboard. The applicant was also seeking modifications to some of the billboard requirements, including height limitations, square footage, setbacks, and an exception allowing the electronic sign to be active at all times. The billboard ordinance addresses electronic message centers with the following: An electronic message center located within five hundred (500) feet of a residential area, or otherwise determined by the Planning Commission, may not operate between the hours of 10:00 p.m. and 6:00 a.m. of the following day. Mr. Florence presented a map of the area and identified the nearest residences. The applicant proposed that only the east facing panel be electronic, so the two nearest residential homes would not see the electronic side. With regard to height, Mr. Florence explained that the applicant proposed a height of 68 feet so that the sign could be seen above the neighboring motorcycle shop, which stands at 35 feet. The sign would be 14 feet by 48 feet, which is only a few square feet larger than the existing sign. Mr. Florence explained that the electronic sign and the billboard itself are both conditional uses. A conditional use is basically a permitted use that the City can add conditions to in order to mitigate negative impacts. If the applicant can meet the conditions, the Conditional Use Permit should be approved. Mr. Florence read the ordinance language pertaining to billboards, relocation, and available exceptions. Chair Carter asked for clarification on the City s obligation in billboard relocation, specifically if the City were required to improve the signage. Mr. Florence explained that the City s incentive is to help with some of the relocation costs. Deputy City Attorney, Hannah Vickery, stated that the modifications requested by the applicant were within the exceptions outlined in the ordinance. The Planning Commission had the ability to grant any or all of the exceptions. The applicant, Nate Seacrest, gave the address for Reagan Outdoor Advertising as 1775 Warm Springs Road in Salt Lake City. He explained that they are relocating the sign with the intent of helping the City redevelop property on 2100 South; however, they want to make sure to develop in a way that does not harm their business. With regard to the additional height request, Mr. Seacrest explained that they needed to place the sign high enough so that it is visible above the neighboring motorcycle shop. Even at 68 feet, one corner of the sign would still be blocked by the building. Mr. Seacrest explained that the electronic message center would be lit by LED lights, which are extremely directional. With the lights aimed directly at the road, there would be minimal light pollution to any of the neighboring properties. Commissioner Vernon asked if the existing billboard was lit. Mr. Seacrest responded said it is lit by halogen lights. Chair Carter asked if Reagan had done similar signage on surface streets

7 South Salt Lake City Planning Commission Meeting 7 before. Mr. Seacrest stated that they have similar signs on surface streets in Holladay, Cottonwood Heights, St. George, Salt Lake City, and Provo. He confirmed that those signs are similar to the proposed sign in terms of size and height. Commissioner dewolfe asked Mr. Seacrest if they would consider putting a sign in this location which is shorter than 68 feet. Mr. Seacrest stated that it would not be advantageous to them to have a shorter sign. Commissioner Dickstein was not concerned with the height. Commissioner Carter asked if Reagan had received any complaints from residents with their other digital signs. Mr. Seacrest indicated that they had not. The appellate, Mike Poli, gave his business address as 131 West 2100 South and explained that the proposed sign will decrease his property value and limit potential future development. He argued that the redevelopment area had not yet been built out, and there were other locations that the billboard could be located. He stated that the motorcycle shop is 32 feet, and the proposed billboard would be more than double that height. He felt that the height was not necessary and would not fit into the architectural design of the area. The billboard would also block the view of the mountains. Mr. Poli argued that moving the billboard would simply create problems for other property owners rather than promote economic development in the area. Mr. Poli addressed City Code Section , which states that billboards are only allowed to be in the Commercial Corridor, Commercial General, and Light Industrial zones. The proposed location is in the Downtown District, so the proposal did not meet this Code requirement. He then read the ordinance language regarding relocation which specifies that billboards may only be relocated to the land use districts allowed under The Code states that a billboard can be moved if it is within the RDA, but it does not state that billboards can be moved to a new location regardless of zoning. Mr. Poli argued that the subject area was not zoned for a billboard. He stated that the Conditional Use Permit that was originally granted by Mr. Florence clearly stated that there could be no residents within 500 feet of the billboard, which there are. Because of this, Mr. Poli believed that the original Conditional Use Permit was granted fraudulently. He then stated that the Code allows for a billboard to be relocated, but not embellished. Commissioner dewolfe asked if Mr. Poli was opposed to the billboard entirely or just the size proposed. Mr. Poli responded that the proposed height, size, and the electronic component were all very disturbing to him. He did not want the billboard at all because it would ruin his chances for future development. Chair Carter brought the discussion back to the Planning Commission and asked staff for an explanation of the underlying zoning in the RDA. Mr. Florence stated that there was no underlying zoning here. The area was zoned Downtown District, and the City s Redevelopment Agency declared the area as a redevelopment area. The ordinance prohibits new billboards in the RDA, but allows for billboards to be relocated within the RDA.

8 South Salt Lake City Planning Commission Meeting 8 Chair Carter understood the need to relocate the billboard, but was not comfortable with the upgrade to the sign. Commissioner dewolfe asked what would happen if the City decided not to put a billboard in the proposed location. Mr. Florence stated that Reagan had already purchased the subject property, so the City and the applicant would have to go through a court process to resolve the issue. Another more expensive option would be to buyout the billboard. Mr. Florence stated that they understood the appellant s concerns about future development, but if that ever occurred, the City would do their best to facilitate that redevelopment. Attorney Vickery addressed the conditional use approval process, and the four modifications being requested by the applicant. She explained that staff has worked with Reagan to find a feasible site recognizing that the City cannot violate its own laws. The billboard needs to be somewhere, and Reagan has an existing property right. Chair Carter stated the height adjustment seemed reasonable but he was not convinced that the electronic sign was necessary in the proposed location. Attorney Vickery stated that the electronic sign was permitted with the condition that the Planning Commission can require the sign be dimmed at night. Chair Carter asked if they could deny the electronic sign based on its proximity to residential homes. Mr. Florence stated that they could not deny it, but they could request the sign be dimmed. Chair Carter strongly suggested that the sign be dimmed at night for the sake of the residents and other neighboring uses. Commissioner Dickstein commented that the electronic sign would look a lot better than the existing sign and it would probably have less of an impact on the residences and local businesses because of the height. Commissioner dewolfe disagreed and felt that the height would not fit into the existing area at all. Mr. Florence commented that the Planning Commission had the option to continue the issue if they wanted staff to address specific issues. Chair Carter asked that staff work with Reagan on reducing the height of the billboard and possibly removing the electronic portion. Commissioner Holscher asked how close the billboard would be to the nearest residential home. Mr. Florence stated that the distance would be just over 200 feet. The electronic side would not be facing the home. Commissioner Vernon explained that the applicant should have done their due diligence in researching the property and proposed height before they purchased the property. She felt as if the City was being strong armed into approving the billboard as proposed. Motion to CONTINUE the item to the next Planning Commission Meeting. Commission Vernon Second to the motion: Vote: Commissioner Dickstein Unanimous

9 South Salt Lake City Planning Commission Meeting 9 D Design Review for a New Commercial Office Building. Action Item Address Applicant East Oakland Avenue Hamlet Development Corporation City Planner, Alexandra White, presented the staff report regarding a design review for a twostory, 20,020 square-foot commercial office building located at the address above. The project would include new parking areas and landscaping around the development. Ms. White addressed the General Plan considerations and the Design Review considerations. She then presented the site plan and identified the building, two parking lots, and the landscaped areas. The site plan showed 21 parking stalls in the east parking lot, and 47 stalls in the west parking lot. Ms. White explained that the parking ordinance requires four parking stalls per 1,000 square feet of office space, which would require the applicant to provide 80 stalls for the development. The Code also allows for a 15% reduction in parking if the applicant submits a parking study that shows the need for less parking. Ms. White then presented elevations, renderings, and the landscaping plan, all of which meet Code requirements. Staff recommended approval with the conditions outlined in the staff report. Chair Carter asked why the plans did not show an entrance on the north elevation, as they would be required to have an entrance facing the street. Ms. White explained that the commercial design standards require a primary entrance on the front façade of the building, but the modifications section of the ordinance does allow the applicant to propose an alternative if it meets the intent of that chapter. The applicant was proposing two entrances on both the east and west sides, and both entrances would be visible from the road. Commissioner Vernon asked if the current land use was considered open space and who was maintaining that property. Mr. Florence stated that the subject property had not been sold to the developer yet, so the City was still in ownership. The property was not considered open space. The applicant, John Southern, from Hamlet Homes gave the business address as 308 East 4500 South #200 in Murray. He gave a brief history of Hamlet Homes and stated that they were excited to be moving their company into the City. Commissioner Vernon asked if the entire building would be used by Hamlet Homes. Mr. Southern said that they would occupy the offices on the second floor but would lease the other spaces. Chair Carter opened the public hearing at 8:27 p.m. There were no public comments. Chair Carter closed the public hearing.

10 South Salt Lake City Planning Commission Meeting 10 Motion to grant design review approval for the proposed site plan and commercial office, located at E. Oakland Avenue, subject to the following conditions: 1. The applicant shall continue to work with staff to meet all Code requirements. 2. The proposed office building shall be subject to all requirements of the Commercial Design Standards. 3. The applicant shall meet all requirements of Chapter Landscaping and Chapter Parking design requirements. 4. The applicant shall meet all requirements of the South Salt Lake Building Official, the South Salt Lake Fire Marshal, and the South Salt Lake Engineer. 5. The applicant shall complete a CPTED Review prior to completion of the building. 6. The applicant will submit a parking study by a licensed transportation engineer and will meet all reduction requirements as required by Chapter All items of the staff report. Commission Carson Second to the motion: Vote: Commissioner Veenstra Unanimous NOTE: The Planning Commission took a five-minute break at 8:30 p.m. GP Z A Recommendation to the City Council to Amend the General Plan Future Land Use Map Designation of the North Approximate Eleven (11) Acres of the Former Granite High School Site, Located at Approximately 3305 South 500 East, from New Historical and Schools/Open Space to General Commercial. A Recommendation to the City Council to Amend the South Salt Lake Zoning Map of the North Approximate Eleven (11) Acres of the Former Granite High School Site, Located at Approximately 3305 South 500 East, from R1 Residential to Commercial Corridor. Action Item Address Applicant 3305 South 500 East The Wasatch Group/Garbett Homes

11 South Salt Lake City Planning Commission Meeting 11 Deputy Community Development Director, Francis Lilly, presented the next item on the agenda regarding a General Plan and Zoning Map amendment petition for the north 11 acres of the Granite High School site. The property had a General Plan designation of School/Open Space and New Historical, and the property was zoned single-family residential. Mr. Lilly explained that The Wasatch Group entered into a real estate contract to purchase the 11 acres and were petitioning to change the designation to General Commercial and the zoning to Commercial Corridor. The Planning Commission would be making a recommendation to the City Council, who would be making the final decision. Mr. Lilly stated that the Planning Commission recently approved a subdivision for the other 16 acres of the Granite High School site. They would be anticipating roughly 80 single-family homes from that development. Mr. Lilly noted that demolition of the high school buildings would commence on July 1. Since a decision had already been made on that portion of the property, the Planning Commission need not discuss it at the regular session tonight. As for the subject portion of the property, the applicant asserted that the highest and best use of the property would be a commercial site along 3300 South, which may possibly include a library. While all parties are in favor of a library, there are still a lot of technical details that need to be resolved before that can become a reality. The applicant submitted two concept plans for the Planning Commission to review. One included a library and one did not. Mr. Lilly addressed the General Plan and Master Plan considerations, particularly with respect to preserving the history and legacy of Granite High School and the need for additional open space in the City. The Parks section of the General Plan states that the only possibility of the City obtaining a significant amount of open space would be to acquire the school properties. Twice the citizens of the City tried to get the money to acquire the land, but both bond attempts failed. In the midst of that, the Granite School District entered into a real estate contract with Wasatch Group and Garbett Homes. Mr. Lilly noted that the library option would provide more community space, which is desperately needed in South Salt Lake City. The concept plan shows the library adjacent to the small open space in the residential subdivision. Ideally those two areas would work together to create an expansive open space that the City had hoped to achieve with the high school property. Mr. Lilly addressed the General Plan goal of economic sustainability and explained how the commercial development could meet those goals. There is a need for more commercial development in the City, and the addition of a grocery store would help facilitate the new homes coming in. If the City Council were to approve the proposed amendments, they could choose to include a reversion clause in the ordinance. This would ensure that the zoning would revert to single-family residential if the developer does not act on the development or pull a permit by a certain date. They also had the option of pursuing a Development Agreement, which would constrain the commercial buildings in such a way that it would automatically limit the uses the City did not want to see in that location. The Development Agreement, however, would only be in effect for that developer and during the lifespan of the development. If the Planning Commission was in favor of one of those options, they should include a condition in their recommendation.

12 South Salt Lake City Planning Commission Meeting 12 The applicant, Adam Langford, from The Wasatch Group, gave the business address as 620 South State Street in Salt Lake City. The Wasatch Group has partnered with Garbett Homes on this project, and they have proceeded with the single-family portion on the south end of the site. The application was a request to rezone the other 11 acres to commercial. Mr. Langford gave a history of the project, which they had been working on for the past four years. There have been numerous meetings held, many different plans proposed, and different land uses considered. The current concept shows roughly 30,000 square feet of small retail and a neighborhood grocery store of approximately 43,000 square feet. He confirmed that they are currently working with the City and the County on the possibility of including a library. Mr. Langford stated that the last direction they received from the City Council was to include retail and single-family residences, with a specific request to have no multi-family structures. Mr. Langford said that both concept plans meet that request, and he asked for a positive recommendation. Chair Carter opened the public hearing at 9:04 p.m. Richard Lane gave his address as 137 East Commonwealth Avenue and thought it was a shame that the City had been so short-sighted in terms of parks and open space. There is a serious lack of open space for the current residents of South Salt Lake City, let alone the new residents coming in. Mr. Lane argued that there was no need for a grocery store in this location because there were other grocery stores close by. A new WinCo was being constructed on 2100 South, as well as an existing Smith s, Reams, and a Walmart Super Store. With regard to the library, Mr. Lane stated that there are two existing libraries in the City, and neither are in good condition. If the two libraries were consolidated into one new one, there would be a large population in the City with no access to a library. Mr. Lane suggested that the City ask for more open space and less retail. Gwen Hagen, who resides at 575 East Bulrush Way, also saw no need for another grocery store. She commented that many stores are utilizing pickup or delivery options, which reduces the need for grocery stores in such close proximity to one another. Tom Eatchel gave his address as 636 Calnette Drive in Sandy and indicated that he was an alumnus of Granite High School and he was concerned about the destruction of such a historic site. He also stated that the City would be flooded with commerce if they continue to approve commercial development, and he asked the Planning Commission if that s what they really wanted. Mr. Eatchel also stated that they would not be able to attract quality families to the area because of the lack schools in the area. The library was a good idea, but Mr. Eatchel did not have high hopes that it would actual happen. The developer was going to be looking at their bottom line, not the good of the community. Kimmery Overall gave her address as 3165 South 500 East and commented that the high school site is one of the most beautiful pieces of property in South Salt Lake City and to her knowledge is the last available property zoned R1. Ms. Overall urged the Planning Commission to recommend denial of both requests. She also commented that the library is not necessary and stressed the need for open space.

13 South Salt Lake City Planning Commission Meeting 13 George Mierisch, who resides at 3165 South 500 East, commented that he has been to most of the meetings regarding this property and the developer has presented different options, except the option of keeping it zoned R1. If the City decided not to grant the rezone, Wasatch would walk away in three years and the land would be open and available again. This would allow the City and County time to work together to acquire the property and do something that is right for the City. Ida Binkley gave her address as 464 East Scott Ave and reported that she graduated from Granite High School in 1944 and is one of the oldest area residents. She commented that she is stubborn and sentimental, which is why she has consistently been opposed to the development. Mitch Vance gave his address as 469 East Truman Ave and commented that he is a student of urban planning and real estate development and is employed by another city. Before moving to South Salt Lake City, he researched the area and loved what was happening in terms of revitalization. He believed, however, that development of the high school site would be a great black spot on the history of South Salt Lake. He understood that demolition would happen, and there was nothing to be done about that now. All that can be done at this point would be to protect the remaining land through the General Plan and zoning ordinances. Mr. Vance was not opposed to a grocery store, but agreed that the City was already drowning in commercial development. He believed that a good community building should be built in place of the school, although he did not have much hope that the library would go through. Steve Norr, who resides at 3162 Park Court, stated that the argument was made that a developer could not build residential homes against 3300 South, but he testified that his neighborhood borders 3300 South and was very successful. He gave other examples of residences along 3300 South. Mr. Norr referenced page 24 of the General Plan, which states that 22% of South Salt Lake City has been developed commercially. He reminded the Planning Commission that the property is under contract with the contingency that it be rezoned. Shelly Norr gave her address as 3162 Park Court and agreed with the comments made by her neighbors and requested that the application be denied. Thomas Eatchel, who resides at 180 East Sunset Avenue, spoke of the redevelopment of South High School and stated that it was a good project because of the community effort and participation. He suggested that the best projects come when the community bands together to create something beneficial to the City as a whole. Ken Cahoon gave his address as 612 East Bulrush Way and stated that he recently put his home on the market but no offers had been made because of the potential development. He asked that the rezone be denied. Mr. Cahoon also questioned whether the developer had given consideration to the existing traffic problems on 3300 South. Cheryl Richardson, wo resides at 3545 South 500 East, explained the situation with the two failed bonds. The first was a very close vote and the bond failed by only a small margin. The second bond was different because the people who put up the bond were not legally allowed to say that the money would be put toward the Granite High School property. As a result, the

14 South Salt Lake City Planning Commission Meeting 14 residents did not fully understand what the bond was for. Mrs. Richardson requested that the zoning remain unchanged. Linda Pabon gave her address as 471 Penny Avenue and stated that the local streets would not be able to support additional traffic from residential or commercial development. Penny Avenue, for example, is a very narrow street with no curb, gutter, or sidewalk. There were no further public comments. Chair Carter closed the public hearing at 9:32 p.m. Chair Carter agreed with many of the public comments. Based on the information presented during the meeting, he was not compelled to change the zoning. He was concerned that the developer had offered two separate plans, neither of which was guaranteed. Chair Carter was convinced that there was a better option for the property. Commissioner dewolfe was also not convinced that a zone change was warranted and he suggested that the property retain R1 zoning. Commissioner Dickstein reported that she attended the last neighborhood meeting, which she considered to be worthless. The developers did not provide any real information about the project and Commissioner Dickstein was not comfortable with the uncertainty. If the developer had been working on the project for four years, they should have a solid plan in place by now. She was also annoyed that the citizens kept saying that the City does not want the high school property. The school district stopped taking care of the property 50 years ago and now the buildings are not only unsalvageable, but unsafe. It would have been more beneficial for the residents to fight for the property 50 years ago. Essentially, she also felt that the property should retain an R1 zoning. Commissioner Vernon was surprised by the Commissioners responses. When the proposal was before them as part of a mixed-use development, the Planning Commission recommended approval. That master plan was also approved by the City Council, but later vetoed by the Mayor. She did not feel that waiting out the developer was a wise option. Chair Carter stated that there was a difference between the master plan that was brought forward a few years ago and the plan before them now. If the developer had presented this plan as part of the master plan, he would have recommended denial. He was not convinced that the developer had the City s best interest at heart. Commissioner Veenstra stated that the General Plan repeatedly addresses the historical significance of the Granite High School site and the need for more open space, but there doesn t seem to be any preservation attempt or additional open space in the plans presented. However, there would be no historical preservation if the area was developed as single-family residential either.

15 South Salt Lake City Planning Commission Meeting 15 Commissioner Vernon commented that the previous proposals addressed incorporating design features that would reflect the old architecture of the school, or utilize portions of the school in the buildings. That was not brought up in this proposal at all. Mr. Florence stated that the City and the School District has preserved some items of importance, and it was their intent to incorporate those into the library, if that goes through. Commissioner Veenstra asked if it was possible to approve the rezone contingent upon the library. Mr. Florence stated that it was not. The Planning Commission could recommend that the City continue to work toward the library, but it could not be connected to the rezone approval. Commissioner Veenstra commented that at least three Commissioners and several residents did not believe the library would come to fruition. He stated that it would be unwise to move forward without any kind of guarantee on the development. Commissioner Dickstein did not have a preference with respect to the commercial development, but observed that the residents had been very outspoken about their opposition. She suggested the Commission consider that when making their recommendation. Commissioner Vernon argued that there were fewer residents present tonight than there have been in the past. It could be that many residents are not opposed to the development. Commissioner Dickstein argued that they may not have come to the meeting because they are tired of coming out. Commissioner Vernon worried that the property will be a blight to the City if they continued to deny development. Chair Carter stated that the City had fallen victim to the thought that something is better than nothing in the past, and they have made bad decisions. He still believed this was not the right developer for the subject property. Commissioner Vernon asked if the Commissioners would feel differently about the development if the library was guaranteed to go in. Commissioner dewolfe commented that a developer s proposal is never guaranteed until final approval. He was concerned that the rezone would open a door that the City does not want to open. Motion to recommend that the South Salt Lake City Council DENY the petition to amend the General Plan Future Land Use Map to change the land use designation of the north +/- eleven (11) acres of the former Granite High School site from New Historical and School/Open Space to Commercial General and to amend the South Salt Lake Zoning Map of the north +/- eleven (11) acres of the former Granite High School site from R1 Residential to Commercial Corridor, for the following reasons: 1. A future land use map amendment is inconsistent with the intent of the general plan to preserve open space and historically significant buildings in the City. 2. The land use map amendment as proposed does not affirm the goal of the Parks, Open Space, Trails, and Community Centers Master Plan to support

16 South Salt Lake City Planning Commission Meeting 16 the development and preservation of regional-scale open space wherever possible. 3. A land use map amendment is inconsistent with the General Plan goal of seeking to supply a broad range of housing types and allowing development of additional single family homes to improve the overall home ownership ratio within the City. Commissioner dewolfe Second to the motion: Vote: Commissioner Dickstein Chair Carter Aye Commissioner Vernon - Aye Commissioner dewolfe - Aye Commissioner Dickstein - Aye Commissioner Veenstra - Aye Commissioner Holscher - Abstain Commissioner Carson Aye The motion carried, 6-to-1 with one abstention. T A Recommendation to the South Sale Lake City Council to Amend Chapter 17.03, 17.15, and to Adopt Section of the Municipal Code Establishing Standards for Mobile Vending Carts from the Municipal Code. Action Item Applicant South Salt Lake City Before the presentation of the staff report, Mr. Florence explained that the State ordinances regarding mobile food trucks have recently been amended, so the new proposal reflects those changes. For instance, State Code states that a food truck only needs to obtain a business license in one community, and that license would apply to all other communities they may be located in. It is the same with Health Department and Fire Marshal inspections. Ms. White presented the staff report and stated that the Food Truck Ordinance had been brought before the Planning Commission on three occasions previously. At the last City Council Meeting, they requested a few changes, and the ordinance had to be adjusted to reflect the new State Code, which was why the ordinance was before them again. Ms. White reviewed the entire ordinance, emphasizing those areas that had been altered since the last presentation. The proposed ordinance can be found in the attached staff report.

17 South Salt Lake City Planning Commission Meeting 17 Commissioner Dickstein was not opposed to food trucks, but wondered if there was any monetary benefit to the City by allowing them. Mr. Florence stated that the City would not be collecting a business license fee from the food trucks, but from an economic development standpoint they are very attractive and would bring people into the community. It was also possible that the food truck has a commissary located in South Salt Lake, in which case they would be collecting sales tax from the food sales. Commissioner Veenstra asked if a food truck would be able to operate at Fitts Park. The ordinance requires a distance of 100 feet from abutting residential homes. With this regulation, he wasn t sure there would be any room for food trucks. Mr. Florence explained that a food truck could be located inside the parking lot for a special event, but for everyday business they would have to follow the 100-foot rule. Staff measured the distance from the abutting residences, and there was room for two or three food trucks on 500 East. Commissioner Veenstra asked about the homes across the street. It would be a nuisance to them if the food truck was outside their home running a noisy generator all day long. Ms. White explained that the City determined that there was a difference between the words abutting and adjacent. Adjacent could include the house across the street, but abutting included only those properties touching on the same side of the road. That s why staff did not measure 100 feet from the residences across the street. Ms. White stated that staff could reexamine the wording if Commissioner Veenstra was not comfortable with that. There was more discussion regarding Fitts Park. Commissioner Veenstra was not opposed to food trucks at the park, but he anticipated some pushback from those residents. Chair Carter opened the public hearing at 10:11 p.m. Sharla Beverly, who resides at 325 Ivy Lane, identified herself as a Member of the City Council and had been working with the Food Truck League to vet this ordinance. She noted that food trucks rarely stay in the same location all day long. They will travel to where people are. If there are no patrons at Fitts Park, the food trucks will not stay there. There were no further public comments. Chair Carter closed the public hearing at 10:12 p.m. Commissioner dewolfe asked staff how the proposal compares to other cities food truck ordinances. Ms. White stated that the ordinance is relaxed compared to most other ordinances. That was the direction they had been given by the City Council. If food trucks prove to be an issue, there would be room to tighten up the ordinance. Chair Carter had voiced his concerns in previous meetings, and those concerns had not changed. He worried that allowing food trucks on the public right-of-way would create safety hazards. He did not have issues with the rest of the ordinance. The Planning Commission discussed the regulations outlined for food trucks on a public right-of-way. Mr. Florence noted that food trucks would not be allowed on 2100 South, State Street, 3300 South, or 700 East because they were UDOT roads.

18 South Salt Lake City Planning Commission Meeting 18 Motion to recommend that the City Council AMEND Chapter 17.03, 17.15, and to adopt Section of the Municipal Code establishing standards to review mobile vending trucks and trailers and REPEAL Section , Mobile Vending Carts from the Municipal Code. Commissioner Veenstra Second to the motion: Vote: Commissioner Vernon Chair Carter Nay Commissioner Vernon - Aye Commissioner dewolfe - Aye Commissioner Dickstein - Aye Commissioner Veenstra - Aye Commissioner Holscher - Aye Commissioner Carson Aye The motion carried, 6-to-1. Continuing Business There was no continuing business. Commission Business Motion to APPROVE the April 20, 2017 Planning Commission Meeting Minutes. Motion to continue: Second the motion: Vote: Commissioner dewolfe Commissioner Veenstra Unanimous Motion to APPROVE the May 4, 2017 Planning Commission Meeting Minutes. Motion to continue: Second the motion: Vote: Commissioner dewolfe Commissioner Veenstra Unanimous Staff Business Information Items There was none.

19 South Salt Lake City Planning Commission Meeting 19 Adjournment Motion to Adjourn: Second: Vote: Commissioner Veenstra Commissioner Dickstein Unanimous The Planning Commission Meeting adjourned at approximately 10:23 p.m. Michael Florence Community Development Director For Planning Commission